1,700 sq ft heated living + 1,020 sq ft 1-bay shop • 2 Bedrooms, 2 Baths • Free 2D CAD Blueprint (.SVG)
$86,500 – $110,500
Framing package, roof trusses & exterior shell for 1,360 sq ft base.
$192,500 – $253,500
Saves ~$86,500 by managing local slab & interior trades.
$279,000 – $340,000
Full general contractor finish including slab, HVAC, kitchen & baths.
$247,600 financed (30-Yr)
Scalable 2D architectural vector drawing with exterior and room dimensions, door swings, and fixture layout. Opens in AutoCAD, Illustrator, Inkscape, or any browser.
Concrete volume (32 yd³), roof surface (~1,831 sq ft), wall framing & architectural notes
| Building Package | Specification | Quantity | Est. Range |
|---|---|---|---|
| Structural Shell & Trusses | 40'×34' 2x6 Lower Walls + 14" Engineered Wood I-Joist Floor System | 1,360 sq ft shell kit | $86,500 – $110,500 |
| Concrete Slab & Grade Beams | 6" Reinforced Garage Slab w/ Perimeter Footings & Apron | 32 Cubic Yards (4,000 PSI) | $15,000 – $19,000 |
| Roofing & Underlayment | Dormered Gable or Gambrel Roof (8:12 / 4:12 Shed Dormers) (8:12 Pitch) | 18 Roofing Squares (1,800 sq ft) | $7,560 – $12,240 |
| Closed-Cell Spray Foam / Insulation | 3" Closed-Cell Wall & Roof Deck Thermal Envelope (R-21 to R-38) | 13,128 Board Feet | $17,723 – $24,287 |
| Windows & Exterior Doors | Low-E Argon Black Architectural Glazing + Insulated Overhead Shop Door(s) | 9 Windows • 8 Doors | $9,050 – $14,220 |
| HVAC & Multi-Zone Mini-Split | High-SEER2 Heat Pump / Ductless Mini-Split System | 3.5 Ton (42,000 BTU/hr) | $9,100 – $14,350 |
Plan HG-2269 (1,360 Sq Ft (34x40) 2 Bed 2 Bath Garage with Loft / Apartment Above Floor Plan with Apartment Above) is an IRC R304/R310-vetted garage with loft / apartment above blueprint engineered around a 40'-0" × 34'-0" structural grid (1,360 sq ft base footprint, 0.85:1 Square-Bay Proportion). Configured on the Side-Vestibule Garage + Balcony Apartment topology, this layout delivers 1,700 sq ft of conditioned residential living area paired with a 1,020 sq ft fire-separated workshop/garage bay and 105 sq ft of covered outdoor porch deck.
Inside the conditioned envelope, the floor plan is organized into 9 distinct architectural zones: 1-BAY GARAGE (30'-0" × 34'-0", 1020 sq ft), UTILITY & GEAR (10'-0" × 15'-6", 155 sq ft), FOYER & STAIRS (10'-0" × 18'-6", 185 sq ft), PRIMARY SUITE (16'-0" × 15'-6", 248 sq ft), BEDROOM 2 (14'-0" × 15'-6", 217 sq ft), FULL BATH (10'-0" × 15'-6", 155 sq ft). Plumbing rough-ins are consolidated across UTILITY & GEAR, FULL BATH, KITCHEN & ISLAND to minimize sub-slab trenching and manifold pipe runs. Sleeping quarters (PRIMARY SUITE at 248 sq ft; BEDROOM 2 at 217 sq ft) are acoustically buffered from the primary living core and positioned on exterior elevations for code-compliant egress glazing.
From a builder takeoff standpoint, the 40' clear-span width utilizes 2x6 lower walls + 14" engineered wood i-joist floor system bearing on 148 linear feet of 6" exterior wall framing (~194 framing studs/posts) and 216 linear feet of interior partitions. The 8:12 dormered gable or gambrel roof (8:12 / 4:12 shed dormers) requires approximately 1,831 sq ft of roofing material (18 roofing squares), while the 6" reinforced garage slab w/ perimeter footings & apron pours at an estimated 32 cubic yards of 4,000-PSI concrete.
Building costs, foundation specs, egress & CAD customization questions
Based on current national residential construction data for garage with loft / apartment above structures, the dried-in structural shell for Plan HG-2269 (1,360 sq ft base footprint) ranges from $86,500 to $110,500 ($38/sq ft baseline). A complete turnkey build—including the 32-yard concrete foundation, 216 linear feet of interior framing, MEP rough-ins for 2 bath(s), and interior finishes across 1,700 sq ft of heated space plus the 1,020 sq ft shop bay—ranges from $279,000 to $340,000. Use the interactive Regional Cost Multiplier on this page to adjust for your local labor market and owner-builder sweat equity.
Plan HG-2269 features 9 architecturally solved spaces inside its 40' × 34' footprint: 1-BAY GARAGE (30'-0" × 34'-0", 1020 sq ft), UTILITY & GEAR (10'-0" × 15'-6", 155 sq ft), FOYER & STAIRS (10'-0" × 18'-6", 185 sq ft), PRIMARY SUITE (16'-0" × 15'-6", 248 sq ft), BEDROOM 2 (14'-0" × 15'-6", 217 sq ft), FULL BATH (10'-0" × 15'-6", 155 sq ft), LIVING & DINING (17'-6" × 18'-6", 324 sq ft), KITCHEN & ISLAND (12'-6" × 18'-6", 231 sq ft), STAIR LANDING (10'-0" × 18'-6", 185 sq ft). Every habitable room meets or exceeds IRC R304 minimum area (70+ sq ft) and minimum horizontal dimension (7'-0"+) requirements.
Yes. Because the outer envelope is engineered on an even 40'-0" × 34'-0" structural grid (148 LF perimeter) with clear-span 8:12 trusses, a local structural engineer or building kit supplier can adapt the blueprint for 2x6 Lower Walls + 14" Engineered Wood I-Joist Floor System, conventional 2x6 stick framing at 16" o.c., laminated post-frame columns at 8' o.c., or structural insulated panels (SIPs).
Downloading Plan HG-2269 provides the high-resolution scalable vector floor plan (.SVG) with crisp architectural lineweights, exterior dimension strings (40'-0" × 34'-0"), room-by-room callouts, door swing arcs, and window schedules, plus instant browser printing for contractor bidding and preliminary municipal zoning review.
